418 W Pierce St · Mangum, OK 73554

$69,000

3 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 38 Days on market

Built 1940 8,499 sqft lot Est $62k · 11% over

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 1 full bath home situated on a spacious corner lot with mature trees and an oversized fenced backyard. Enjoy the convenience of a covered carport leading directly into a functional mudroom—perfect for bringing in groceries with ease. Inside, you’ll find taller ceilings, newly installed flooring in the main living area, a generous kitchen with ample cabinet space, and a large dining area with additional flex space for an office or play area. The home also features window units and a wall furnace for heating and cooling comfort and a storage shed that stays with the property. This cutie is full of charm and potential making it a great oppor

Key facts

• Generous kitchen
• Covered carport
• Functional mudroom

Tags

• CORNER LOT
• OVERSIZED FENCED BACKYARD
• COVERED CARPORT
• FUNCTIONAL MUDROOM
• NEWLY INSTALLED FLOORING
• GENEROUS KITCHEN

Property features AI

Finance

• Other: Homestead exempt; Occupied by owner; No storm shelter; Located at the corner of W Pierce St between N Byers Ave and N Kentucky Ave
• Financial info: Not assumable; Loan qualification unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: Additional parking; Backyard parking; Concrete parking; Other parking options
• Utilities: Water, sewer and power information not specified
• Home design: Single family residence; One-level; North-facing; Residential property
• Construction: Frame and vinyl siding construction; Other construction materials; Composition roof; Combination foundation; Built (existing property)
• Exterior features: Covered patio; Covered porch; Porch; Outbuildings and storage; Combination fencing; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit(s) for cooling
• Interior features: In-law plan; Smoke alarm
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 7.8% in Mangum — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#144 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Mangum (town): math 27% / reading 28% proficiency, ranked #89 of 270 in OK (top 33%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Edison Es (math 47% / reading 32%, grade F, #107 of 845 statewide, top 14%, 239 students, 0% FRL); Mangum Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 175 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 45 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Greer County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-2.5% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $56k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.25%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $62,426
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 N Maryland Ave	0.04mi	3/2.0	1,329 (+4%)	6mo	$49,500	$37	82
412 N Kentucky Ave	0.19mi	2/1.0 (-1)	1,224 (-4%)	6mo	$70,000	$57	75
235 W Polk St	0.27mi	2/2.0 (-1)	1,249 (-2%)	5mo	$55,000	$44	71
314 N Maryland Ave	0.12mi	3/1.0	1,400 (+10%)	9mo	$28,500	$20	70
705 N Pennsylvania Ave	0.51mi	3/2.0	1,280 (+0%)	2mo	$110,000	$86	70
403 S Oklahoma Ave	0.45mi	2/1.0 (-1)	1,240 (-3%)	10mo	$14,000	$11	62
413 W Taylor St	0.15mi	2/1.0 (-1)	1,134 (-11%)	10mo	$55,000	$49	61
311 N Byers Ave	0.12mi	4/2.0 (+1)	1,318 (+4%)	23mo	$47,700	$36	60
210 N Louis Tittle Ave	0.47mi	3/1.0	1,372 (+8%)	13mo	$47,000	$34	54
312 S Oklahoma Ave	0.43mi	3/2.0	1,415 (+11%)	15mo	$79,600	$56	46
315 N Pennsylvania Ave	0.37mi	2/2.0 (-1)	1,449 (+14%)	12mo	$114,000	$79	41
214 E Van Buren St	0.53mi	2/2.0 (-1)	1,428 (+12%)	7mo	$108,000	$76	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.05×
• Total profit: $20,377
• Equity at exit: $11,972

10-year hold

• IRR: 31.8%
• Equity multiple: 3.99×
• Total profit: $57,683
• Equity at exit: $8,900

Cash invested: $19,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 73554

• Home prices YoY: -2.7%
• Active inventory: 45
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $471

Break-even live

Break-even rent $540

Max offer price $69,000

Occupancy floor 54%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $69,000 Active 38 DOM
2. 2026-06-17
   days on market $69,000 Active 37 DOM
3. 2026-06-16
   days on market $69,000 Active 36 DOM
4. 2026-06-15
   days on market $69,000 Active 35 DOM
5. 2026-06-13
   days on market $69,000 Active 33 DOM
6. 2026-06-12
   days on market $69,000 Active 32 DOM
7. 2026-06-09
   days on market $69,000 Active 29 DOM
8. 2026-06-08
   days on market $69,000 Active 28 DOM
9. 2026-06-08
   days on market $69,000 Active 27 DOM
10. 2026-06-07
    days on market $69,000 Active 26 DOM
11. 2026-06-04
    days on market $69,000 Active 23 DOM
12. 2026-06-02
    days on market $69,000 Active 22 DOM
13. 2026-06-01
    days on market $69,000 Active 21 DOM
14. 2026-05-31
    days on market $69,000 Active 20 DOM
15. 2026-05-11
    listed $69,000 Active
16. 2023-06-28
    historical
17. 2023-05-15
    soldstatus $56,000
18. 2022-12-08
    price $55,000
19. 2022-10-27
    price $65,000
20. 2022-06-27
    listed $70,000 Active
21. 2011-12-05
    soldstatus $10,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $428 · $36/mo
• Projected year-2 tax: $621 · $52/mo
• Expected delta: +$193/yr (+$16/mo · 45.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,627
• − Mortgage interest: −$3,865
• − Property taxes: −$428
• − Insurance: −$345
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,007
• Taxable income: $4,801
• Est. tax owed @ 24.0%: −$1,152
• After-tax cash flow: $4,498/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mangum
• NCES district ID: 4018780
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $36,568
• Composite: 22.85/100
• National rank: #8012
• State rank: #89 of 270 in OK

Livability — Mangum

• Score: 65/100
• State rank: #144
• US rank: #13248

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A+ Health & safety B User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mangum, OK
• Population (ZIP): 3,361

Population outlook (Greer County) Hauer SSP2

• Today (2025): 5,904 people
• By 2030: 5,869 · -0.6%
• By 2040: 5,790 · -1.9%
• By 2050: 5,712 · -3.3%
• By 2075: 5,196 · -12.0%
• By 2100: 4,326 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 8% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 2% Serbian 2% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Greer

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.1%
• 2008→2024 swing: -19.3pp toward R · 2008: -46.5pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+64.7 2016: R+61.1 2012: R+46.7 2008: R+46.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.45%
• Current HPI: 88.9252
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+590.0% since first listed

7 events — show timeline

• 2026-05-11 Listed $69,000 MLSOK
• 2023-06-28 Listing Removed — MLSOK
• 2023-05-15 Sold (Public Records) $56,000 Public Records
• 2022-12-08 Price Changed $55,000 MLSOK
• 2022-10-27 Price Changed $65,000 MLSOK
• 2022-06-27 Listed $70,000 MLSOK
• 2011-12-05 Sold (Public Records) $10,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $428 · -20.9% YoY. Source: county tax records.